20060719094340.pdfDATE: July 19, 2006
City of Edmonds
PLAN REVIEW COMMENTS
BUILDING DIVISION
(425) 771-0220
TO: Tom Leren
Tom@lerendesign.com
FROM: fenny Readwin, Plans Exami e
RE: Plan Check # 2006-0745
Project: Mustach SFR
Project Address: 8208 182d PL SW
During review of the above noted application, it was found that the following information,
corrections, or clarifications are needed. Please redline plans or submit two (2) sets of revised
plans/documents (affected sheets only) with a written response to each of the items below to a
Permit Coordinator.
1) Provide top and bottom wall elevations for all proposed retaining walls at the exterior stairs.
2) Show handrail for proposed exterior stairs on the site plan. A handrail is required for 4 or more
risers and guardrails are required to protect falls greater than 30".
3) Specify height of guardrail at top of stairs open to below. Also, guardrails are required to resist
200 psf and the in -fill components must resist 50 psf per Table R301.5. Note on plans.
4) Specify on the elevation views the grade slope away from the building. If minimum 6" within
10' is not possible or habitable or useable space is below grade, foundation drainage is required.
Provide footing drain detail on foundation sections complying with R405.1 and show required
drain locations on the foundation plan.
5) In order for the basement to be considered "unfinished" it can only have a concrete floor and
exterior walls or interior load bearing walls. It can not have any interior non-bearing partitions,
rough -in electrical, plumbing, mechanical, etc. Please revise basement to truly be "unfinished"
or revise to say finished and designate uses of space (not future).
6) Garage door is shown for lower floor "wood shop" but no driveway access is proposed on the
site plan. Contact Engineering Department to see if a second access would be permissible. If so
show proposed driveway on the site plan and if not, then door needs to be reduced in size so that
a vehicle would not be about to pass through (i.e. double man door).
7) See attached structural comments from city consultant. Respond to each item in writing.
Eagle Eye Consulting Engineers, P.S.
PO Box 523
Olalla, WA 98359
hoytjeter@centurytel. net
253 857 4159
Fax 253 857 5759
To: JoAnne Zulauf
City of Edmonds
Edmonds, WA 98020
Re: Mustach Residence
8208 182nd Place SW
Edmonds, WA 98020
Plan Review # 2006-0745
trail., U
_tifia
Basement
1116
First floor
2207
Second floor
1999
Total
5322
Garage
1633
Total
6955
Deck
211
Grand total
7166
7/11/2006
EECE # EDM 06-3 5
The above referenced project is in the process of plan review for compliance with
Edmonds ordinances and applicable codes. The following comments,
deficiencies/corrections must be addressed prior to completion of plans review and
subsequent issuance of permits.
Provide revised plans and calculations along with a written response to each of the items
listed below to facilitate a shorter back -check time.
SCOPE OF REVIEW
The scope of this review is for the Struetural requirements of this project.
All features were checked only to the extent allowed by the submittals provided. All
portions of this project are assumed to meet or will meet other departmental requirements,
conditions and concerns before permit approval.
Page 2 of 3
EECEM EDM 06-35
2006-0745
STRUCTURAL COMMENTS
Sheet 10 Details
1. Detail J10 EOR please specify the required spacing of the vertical post for the
deck. Sheet 5 shows this deck off the computer hallway. This detail is required to
resist a force of 200 pounds applied in any direction and the infill must resist a
force of 50 psf. Also per check analysis it appears this connection will not support
this force as details. Please submit analysis to justify. Table R301.5
Sheet S 1
2. Please submit design analysis for the site retaining wall. There was not any in the
submitted analysis only the restrained wall design. Per check analysis for the 10
foot high wall it appears the reinforcement will not resist the design force as
specified on the drawings. Please submit design analysis for all walls over 4 feet
high as detailed on this sheet. IBC 1808
3. The restrained wall design for the 9 foot high wall shows the soil pressure will
exceed the maximum pressure. Please resubmit analysis to show the soil will not
be exceeded. IBC 1806
4. Please specify the required connection of the beams to 6x6 and 4x4 post. I was
unable to find where this was specified on the drawings. For example the 6X8 post
supporting the 6-314X24 GLB. Please add this information to the drawings. IBC
23049.7.
5. Please specify the required post to support the 3-112X11-7/8 PSL at the stair wall.
IBC 2304.9.6
6. EOR please specify the required connection for the cantilever member to the
supporting framing. I was unable to find where this was called out on the drawings.
IBC 2304.9.6
Sheet S2
7. EOR please specify the required post size to support the 7X11-718 PSL at the stair.
Also please specify the required post to beam connections at this location. IBC
2304.9.7
8. Shear wall schedule: Please modify note 8 to state 3X member or provide analysis
for using double 2x. Code specifically states when shear loads exceed 350 PLF a
single 3x member shall be used. IBC 2306.4.1
Page 3 of 3
EECE#: EDM 06-35
2006-0745
9. Shear wall schedule: EOR please clarify where footnote 4 applies to the schedule. I
was unable to find where this was specified. This is important to see if 3X
member is required or not. I believe this should be used for shear wall mark C, D
and E. If this is the case please modify to state 3X required and not 2X or submit
analysis to justify. IBC 2305.3.10.
10. EOR it appears in the analysis wall mark E33, at the diagonal wall, used the whole
length to determine the resisting force. The resulting length should be used in the
direction of lateral force. Please clarify and modify accordingly.
Sheet S3
11. EOR please label the required shear wall below the 2x 12 rafter on the left side of
the house. The wall should be labeled B6 to be consistent with the other sheets.
12. Detail ISR: EOR please specify the axial force the truss manufacturer required to
design the truss. The truss is the collector element to transfer the roof diaphragm
force into the shear wall. Typically the truss is only designed for gravity loads only.
Since the truss is acting as the collector element to the SW6 wall the required force
should be added to the drawing as the truss manufacturer designed it for this.
Please add this information to the drawings. IBC 106.3.4.1
Additional corrections may be required following receipt of corrections and
additional information as requested.
Your plans are being reviewed concurrently with the Building Department, Fire
Department, Zoning Department and Public Works Engineering. Changes,
clarifications or additional corrections may be required subsequent to the Building
Department plan review when comments are received from the other concerned
departments.
Should you have any inquiries regarding this letter, please contact Hoyt Jeter at
(253) 857-4151 between 8:00 a.m. and 5:00 p.m.
By:
Hoyt Jeter, P.E.
President